good advice, is to be in it for the long haul!
Friday, December 2, 2011
Thursday, December 1, 2011
4 steps to buy again after foreclosure | Inman News
4 steps to buy again after foreclosure | Inman News
This article has some great ideas to think about.
Call us if you have any more questions or would like to speak to a credit repair expert.
425-408-9673
Monday, November 28, 2011
Housing to gradually improve in 2012, NAR economist says
Friday, November 11th, 2011, 4:12 pm
Gradual improvement in the housing market is expected next year, with existing-home sales edging up 4% to 5% and new home sales getting an even bigger boost off this year's record lows, the chief economist of the nation's largest real estate group said Friday.
"Tight mortgage credit conditions have been holding back homebuyers all year, and consumer confidence has been shaky recently," Lawrence Yun, chief economist of the National Association of Realtors, said. "Nonetheless, there is a sizeable pent-up demand based on population growth, employment levels and a doubling-up phenomenon that can’t continue indefinitely."
Yun, who made his comments during the annual NAR conference for real estate agents under way in Anaheim, Calif., projected gross domestic product growth of 1.8% for 2011, rising to 2.2% in 2012 with the unemployment rate declining to 8.7% by the second half of 2012.
Mortgage interest rates, he predicted, would gradually rise from record 2011 lows to 4.5% by the middle of 2012.
"Very favorable affordability conditions will dominate next year as well, which will probably be the second best year on record dating back to 1970. Our hope is that credit restrictions will ease and allow more homebuyers to take advantage of current opportunities."
Existing-home sales are forecast to edge up about 1% this year. Based on NAR’s current projection model, existing-home sales would total 4.96 million in 2011. NAR is revising downward existing-home sales totals in recent years although it expects little change to previously reported comparisons based on percentage change.
New-home sales for 2011 are projected at 302,000 this year, a record low, with expectations that they will rise about 23% to 372,000 in 2012.
Housing starts are forecast to rise about 8% to 630,000 from 583,000 in 2011.
With falling inventory, the median home price should rise in 2012, he said. "Home prices have yet to show a definitive stabilization pattern in most areas. Still, given an over-correction in prices, there likely will be moderate appreciation in 2012," Yun said.
Richard Peach, senior vice president at the Federal Reserve Board of New York, said the economy continues to disappoint. "Among the significant structural impediments are the legacy of the housing boom and bust, and fiscal contrition at the state and local level."
He promoted moving foreclosures by giving incentives to military servicemembers.
"My idea is to allocate certificates to 2.5 million service members who served in Afghanistan and Iraq that could be used as a down payment on a foreclosed home in the Fannie or Freddie portfolio," he said. This would help to absorb the inventory and stabilize the housing market.
Write to Kerry Curry.
Follow her on Twitter @communicatorKLC.
via housingwire.com
Friday, November 11, 2011
Wednesday, November 9, 2011
Friday, November 4, 2011
1837 NE Kenyon Ct.
Perfect location in the Issaquah Highlands. Close to everything.
This home is ready to move in!
Not a short sale.
Price reduced on a move in ready town-home in the Issaquah Highlands - Not a Short Sale
Description
SHOP * WORK * PLAY Issaquah Highlands is a new model of how to live in the Northwest. This 3 bedroom, 3.5 bathroom multi-level home is located near Grand Ridge elementary. Charming brick facade, wrap-around porch, attached 2 car garage. Master suite and 2nd bedroom on top floor with a full bath. Main level features an open floor plan with living + dining area and huge kitchen with eating area & adjacent bbq deck. Downstairs is 3rd bed/office + full bath + laundry and garage access.
This townhome is an end unit with a 2 car garage and nice deck for entertaining.
Tuesday, October 18, 2011
Sunday, October 16, 2011
Monday, October 10, 2011
Gorgeous home near Google in Kirkland
Description
This Mediterranean jewel is a must see to fully take in the quality of its finishes. Excellent location, minutes from Microsoft, Downtown Kirkland and Bellevue. Two story travertine entry with a grand staircase. Chef's Kitchen with slab granite, Butler's pantry, & eating area. Mastersuite has a luxurious bathroom with marble floors & jetted tub. Brazilian hardwood, art niches, and central vac. Extensive crown moulding & millwork. The covered patio makes it superb for outdoor entertaining!
Wednesday, October 5, 2011
Tuesday, August 23, 2011
Seattle Market Review - August 2011
The Seattle Times Market Review
Each month Steve Fuller of the Seattle Times compiles information onthe Seattle area market highlights, labor market, retail market, regional development, travel market, economy, real estate market and a comprehensive market reference map. This is great information no matter what business you are in. Read more, click on the link below.
Thursday, August 11, 2011
12209 NE 108th St Kirkland, WA 98033
via wahometours.com
See my new listing in Kirkland. Great location, near Microsoft, Google and downtown Kirkland.
MLS# 261602
Tuesday, August 9, 2011
Looking for a gorgeous home in Kirkland?
New listing coming soon! Only minutes from Microsoft, Google, Kirkland and downtown Bellevue.
Call me for more info.
Sherri Hansen
425-750-8528
Monday, July 25, 2011
INFO THAT HITS US WHERE WE LIVE
INFO THAT HITS US WHERE WE LIVE - June Existing Home Sales came in down 0.8% versus May, to an annual rate still below 5 million units, lifting the months' supply to 9.5. But all the sales decline was from condos and coops, single-family sales staying the same. We appear to be bouncing along a bottom, as the median price of an existing home rose for the month and is now up 0.8% from last year. Average prices are up 2.7% versus a year ago.
But strong progress could be seen in the new homes market, as June Housing Starts were UP 14.6%, with gains occurring in all major regions. Multi-family starts, which are very volatile month-to-month, were up strongly, but so were single-family starts, UP 9.4% over May, while new building permits were UP 2.5% for June.
Lastly, the Mortgage Bankers Association reported purchase loan demand was stronger than at the same time a year ago.
Tuesday, April 19, 2011
Monday, April 11, 2011
Vacation Homes
Looking for a vacation home.
There are some great deals out there right now.
Here are a few tips.
http://money.cnn.com/2011/04/05/real_estate/buying_vacation_homes.moneymag/index.htm
Monday, March 28, 2011
Business & Technology | Australian builder plans 500 houses in Seattle market | Seattle Times Newspaper
Video"Revelations" dance residency
First flight of Boeing's 747-8 Intercontinental
Raw Video | Boeing 787 tests tailwind conditions
Raw Video | Boeing 747-8 Intercontinental first flight
Yesler Terrace redevelopment | A resident's viewpoint
The Dynamic Duel | Keys to the Game
Sounders 2011 Season Opener
Behind the Scenes | Bracket Busters photo shoot
Interview with UW earthquake researcher in Japan
AP VideoEntertainment | Top Video | World | Offbeat Video | Sci-Tech
Marketplace
shopping
events for Monday, Mar. 28
More shopping events
- Helmut Lang trunk show
- Evo Winter Liquidation Sale
- Cynthia Rowley trunk show at Promesse
- 20 percent off upholstery at Alchemy Collections
editors' picks
More shopping guidesgeneral classifieds
Garage & estate sales
Furniture & home furnishings
Electronicsjust listed
Southwest Ruins Photo Prints
2 cemetery plots for sale at Sunset Hills i...
3 adorable chihuahua puppies
More listings
Search classifieds
Sell your stuff
POST A FREE LISTING
Most readMost commentedMost e-mailed
- Liquor sales: business interests wake up to sober truth | Danny Westneat
- Elderly couple bludgeoned in Seattle burglary
- Skier dies at Stevens Pass
- UW students surprised by teacher's role in Libya
- UW's top 2012 draft prospect?; Williams mum on future | Husky Men's Basketball Blog
- Petitions may be too late to kill waterfront tunnel
- Family lives in fear a year after attempted home invasion
- Mariners have eyes on two prizes for June amateur draft | Larry Stone
- Royce Ring, Matt Tuiasosopo among latest cuts | Mariners Blog
- Mars Hill Graduate School — not Mars Hill Church — is changing its name
- A quiz: Name the religion that calls for its followers to take up the sword
175
- Liquor sales: business interests wake up to sober truth
- Petitions may be too late to kill waterfront tunnel
- State funding for arts in jeopardy
- Coal quandary as state plans to send dirty fuel overseas
- Europe is experiencing the delusion of budget austerity
- Seferian-Jenkins ready for the next chapter
- Texas Rangers at Mariners: March 27, 2011 game thread
- A sensible approach to marijuana legalization that protects young people
- UW's top 2012 draft prospect?; Williams mum on future
- In Langley, Wash., togetherness comes one citizen at a time
- Coal quandary as state considers shipping dirty fuel overseas
- Liquor sales: business interests wake up to sober truth | Danny Westneat
- Making the most of shore excursions on Alaska cruises
- Gerry Andal, legendary car-dealer pitchman, country singer | Obituary
- Alaska Air cancels scores of flights when computer system fails; 11,700 customers affected
- A quiz: Name the religion that calls for its followers to take up the sword | Leonard Pitts Jr. / Syndicated columnist
- Law enforcement seeking more cameras
- 'The Killing': dark, twisty TV murder-mystery set in Seattle but filmed in Vancouver
- Othello provides glimpse each March into world of migrating sandhill cranes | Restless Native
Friday, March 4, 2011
Box it up!
Great tip!
Box it up. Most people pack up after they sell the house, but why wait? Sellers should start packing as early as possible—ideally, before they put the home on the market.
You need to no longer think of it as your home, it is now a house that is for sale.
De-cluttering your home is key.
Thursday, February 3, 2011
Economic Annual Forecast 2011: What to Expect and Why!
The economy and housing markets have seen some rough times the last couple of years. But the good news is that last year we saw some stabilization - and 2011 should see us continue on the road to recovery.
To help you prepare for the coming year, we've put together an overview of what to look for in 2011. We start out by looking at the big picture and discuss the outlook for the overall economy, the stock market, and the all-important employment market. From there, we dig into what to look for in terms of the housing market, including home prices, the foreclosure crisis, compensation, new legislation that impacts the mortgage industry, and finally the all-important forecast for home loan rates in 2011.
Economic Outlook
Overall, the economy looks to have stabilized from the crisis situation a couple of years ago. Although we still have global economic and political concerns, particularly regarding the situation in Europe, the U.S. economy appears positioned for continued growth and strengthening. We expect that the U.S. economy will be moderately stronger this year, and will get an additional boost from Quantitative Easing 2 (QE2), as well as the recently passed Tax Package.
Over the past 5 quarters, Gross Domestic Product (GDP ) in the U.S. has dramatically improved from where it was in 2008 and held on to those gains.
Looking ahead, we see the United States' GDP finishing 2011 above where it ended last year - growing by as much as 3%. This is inline with other industry experts and friends we spoke to, like Knight Kiplinger, CEO of Kiplinger Publications and one of the most revered financial writers of our time. He agreed that he expects GDP to finish the year around 2.8%. Bob Weidemer, author of the highly acclaimed book "Aftershock", told us he sees slightly more modest growth, perhaps around 2.5%, but still moving positively.
That growth won't happen overnight, however. Instead, it will start out slow in the first half of the year, and pick up steam in the second half.
We see a portion of that growth coming from demand in other countries. Currently, the U.S. only derives about 12% of its Gross Domestic Product (GDP ) from exports. As Knight Kiplinger said, "While that equates to a lot of money, it means that the U.S. relies less on exports than many other countries - and it means that there's room to grow."
One of the reasons for a growth in exports during the coming year is the declining value of the U.S. Dollar, as one of the major "non-stated goals" of the Fed's Quantitative Easing program is that the U.S. Dollar will weaken. And we are already seeing U.S. exports tick up as the U.S. Dollar has weakened, because it makes our goods and services relatively less expensive to foreign buyers. The Fed would never outright say that this was a goal of QE2, as they have heavily criticized other countries such as China for acting similarly.
However, the bump in exports is good news for the U.S. economy as a whole, as well as individuals, because it sets the stage for growth while still allowing U.S. consumers to catch their breath. After all, the tough economic climate over the last couple of years has hit U.S. consumers hard, and has forced many Americans to reprioritize their family budgets to focus more on their savings.
Additionally, this will help large multi-national companies, which have a large influence on the economy, and in turn, the major Stock market indices. And stimulating our economy towards continued growth is the Fed's main goal for QE2.
There is a flip side to the weakening Dollar, however, and that is that a weakening Dollar can have some negative impacts. For one thing, the US is an importing nation and a declining US Dollar will make imports more expensive. The softening Dollar will also hurt imports of capital - meaning foreigners investing money in US Dollar denominated securities. And as Bob Weidemer points out, "we need capital imports more than exports of goods." Foreign investment in our Bond market is what has fueled relatively low interest rates, including home loan rates, for a very long time…and should foreigners start to shy away from purchasing our Bonds, rates would climb higher over time. Additionally, Oil is priced in US Dollars and if the "buck" weakens sharply it could cause oil and gas prices to rise.
The stock market had a good year and saw some strong earnings in 2010, continuing its climb out of the financial crisis a couple of years ago.
With the strong finish to last year - fueled by the Fed's QE2 announcement, passage of the Tax Package, and elimination of some uncertainties - the stage is set for another good year - and we expect to see the S&P 500 grow by another 7% to 10% over the next twelve months.
That said, corporate earnings may appear to have slowed. However, that's because of the way that experts compare year-over-year earnings. For example, corporate earnings showed strong improvement coming out of the recession, because they were compared to the extreme lows of the year before. However, after a strong 2010, the increase in earnings won't be nearly as dramatic. So while the year-over-year increase may appear to flatten out, the important thing to focus on is that corporate earnings should show solid, steady improvement.
The segments of the market that can look for a strong showing in 2011 include energy stocks, global companies that specialize in high-tech equipment, and even steel producers which should benefit from global sales. Those segments should benefit from strong business spending around the world as the economy improves and companies start to reinvest and expand. Oil, which didn't partake in much of the commodity rally in 2010, may move higher this year with the price per barrel eclipsing $100 for a brief time…this also being fueled by weakness in the U.S. Dollar.
While the big economic picture is important and the economy is growing, millions of Americans are still out of work and wondering when more jobs will be created. Will they find a job? Will they keep their job? Those are some of the most important questions families face. And the good news is that for many families, the outlook for 2011 is better.
Here's why. The good news for the overall economy and for corporate earnings in 2010 and heading into 2011 should help the labor market improve. Let's look at two of the factors that should influence employment in the coming months.
First, many companies have seen higher earnings over the last year but those earnings haven't translated into more hiring just yet. Instead, companies have been cautiously waiting for signs that the economy was stable - after all, we heard a lot of talk in the past about the possibility of a double-dip recession. In other words, full-time employment was held back by insecurity, uncertainty, and fears of the future. Now that most economic reports show a steady climb out of the recession and confidence is increasing, many companies will be more willing to hire.
Second, during the last couple of years, companies were trying to keep their operations very lean and efficient. That means that manufacturing companies worked hard to get the highest level of production possible out of their current work forces, or by hiring only temporary or part-time employees. While that may have been a good move when the economy was questionable, it means that production has hit a ceiling.
Now that many retail companies are beginning to restock their shelves, manufacturing companies are seeing higher demand for their products. In order to satisfy that demand and increase manufacturing production, companies will need more people on factory floors to satisfy demand, which will lead to an uptick in full-time employment.
Based on those factors, watch for the labor market to continue looking better in the coming months, with more noticeable improvements coming in the latter part of the year.
Unfortunately, we're not completely out of the woods yet in terms of the overall unemployment rate. Although the official Jobs Report for December 2010 showed the lowest reading since May 2009, that number can be deceiving - since fewer jobs were created in December than were expected.
Here's what we need to know about the December's Job Report. The Household Survey or Current Population Survey, which gets their numbers from actual phone calls to 50,000 to 60,000 households, showed that the labor force shrank by 260,000…and it is unclear whether these folks found a job or left the labor force, although we suspect more of the latter. Regardless, the labor market is slowly improving, but don't be surprised to see the Unemployment Rate tick up again as people re-enter the labor force in search of a job.
While hiring will pick up in 2011, we need to see a net growth of 125,000 jobs each month just to absorb all of the new people entering the job market - and that's just to hold the Unemployment Rate steady, so we'll need to see even better numbers for the Unemployment Rate to actually decline.
Based on that, we won't see a noticeable drop in the Unemployment Rate this year, and likely not be beneath 9%. We've said before that we don't see the unemployment rate actually dropping to pre-recession numbers for a handful of years at best.
Helping us get a sense that the labor market is indeed improving is the recent trend of Initial Jobless Claims. This leading indicator on the health of the labor market showed as many as 650,000 weekly first-time unemployment benefit claims in early 2009…and now, those numbers are hovering near 400,000.
The point is the job market is a work in progress and will take some time, but we will see hiring improve in the coming months - and that should help ease the burden for millions of Americans.
One of the ways that a stronger economy can impact rates is through inflation. Remember, at the end of 2010 the Fed initiated its second round of Quantitative Easing (QE2), with one of their stated goals being to avoid deflation, and actually create inflation.
This is an important topic to keep an eye on in the coming year and keep your clients and referral partners educated about, since inflation is the archenemy of home loan rates.
Why? Because home loan rates are tied to Mortgage Backed Securities, which are a type of Bond. So as Bond prices improve, so do home loan rates. But when inflation - or even just fear of inflation - grows, Bond prices fall. That's because lower Bond prices are needed to give Bond investors juicier yields that will help outpace inflation.
Here's an analogy that you can use to help explain this relationship to clients and referral partners. Think of inflation as the ocean and interest rates as a boat. As inflation (or the ocean's tide) rises, interest rates (or the boat floating atop the ocean) have to rise as well. In other words, interest rates (or boats) must always be higher than inflation (or the ocean) in order to compensate investors.
Right now, the headline numbers in the US show little inflation overall…but we already saw significant inflation in particular items like commodities, food, and oil - which were driven by a weak US Dollar and increasing demand from emerging countries like China and India.
But with the Fed's QE2 and the stimulative measures introduced to help strengthen the economy, we could be looking at a 1.5% increase in consumer inflation by the end of 2011 - still within the Fed's comfort zone of 1 - 2%. So inflation should not be a threat this year, however, the unprecedented amount of debt accumulation on the part of the US could spark significant inflation down the road. It's easy to see why Bob Weidemer feels that "the medicine the government has been using to boost the economy (QE2)…will eventually become the poison."
Home prices began to stabilize during 2010, and homes sales showed some signs of encouragement. We expect more of the same in 2011, although there will be some additional headwinds.
After a modestly good start to the year, home prices could actually decline slightly in some areas, particularly depending on the health of the local job market. In the end, however, home prices should eventually and slowly begin to firm up toward the end of the year.
Another headwind that could weigh on home prices is the overhang of several million distressed properties. The moratorium on foreclosures has ended and all of the major lenders have resumed foreclosure procedures. At the end of last year, 3 Million homes were in foreclosure activity, with over 1 Million repossessions. Foreclosure expert Rick Sharga of RealtyTrac said the industry will exceed both of those numbers this year. "Banks are statistically getting better at modifications and short sales, but neither is increasing fast enough to offset foreclosures," said Sharga.
Overall, we expect to see accelerated rates of foreclosures in the 1st Quarter until things settle to normal during the 2nd Quarter and rest of the year. This could extend the housing downturn a couple of months longer.
That said, there are also many potential homebuyers who have been waiting on the sidelines to step in and purchase a home at still affordable rates and home prices. Waiting much longer could prove to be costly for those homebuyers, who will likely see both home prices and home loan rates move higher in the year ahead…and make sure you are messaging that out to your prospects, clients, and referral partners.
As we move closer to the April date for implementation of the new compensation rules, there are many questions still unanswered. The new rules are very broad, and will require companies to overhaul their long-time compensation practices that were always considered legal, widely accepted and favored.
The new rule prohibits basing compensation to a loan originator on a loan's terms or conditions - so simply put: the ability to set pricing and compensation is somewhat being taken out of LO's hands. This cuts both ways. As Jim Milano - one of the nation's leading legal experts on mortgage industry issues - notes: "LOs will not be able to be compensated because of rates, so they can't upsell to make more compensation. But they also can't take less compensation to save a deal. So a lot of the discretion is being taken out of their hands."
Of course, there may be alternate means by which that compensation can be handled. For example, it has been said that lenders may look to a type of bonus structure, and we are also hearing that some lenders may look to offer extra benefits to help offset any compensation changes.
Another point that may be a real positive, but is still somewhat unclear relates to how often a lender can adjust their compensation. In other words, compensation can be reevaluated and changed "periodically." But the big question in the industry is: "How often does periodically really mean?" Originally, the Fed had suggested every six months…but that's just a suggestion, and there's no official hard and fast rule as to how often it can be done.
Overall, the bottom line is that there's still a lot of uncertainty yet to be worked out. In fact, a recent survey by The Crossings Group asked mortgage industry leaders what their plans are regarding the compensation changes, and almost across the board, the answer was that they are not sure or are waiting to see what others do. The reality is, there's a lot going on behind the scenes but not a lot of specifics are being released. This has been reinforced by many of the MSS Faculty members, who have noted that many of their companies still haven't released details about their compensation plans.
Bottom line: at this point, no one knows exactly what things will look like or how it might change as events unfold in the coming months.
Most importantly, the smart LO will not make any rash decisions based on what they see and hear in the near term. If you are with a great company, have some patience and trust as your company sorts things out.
Stay focused on the things you can control and do, to make your business as strong as possible during 2011, and in the years to follow.
Compensation isn't the only issue you need to keep on your radar. There's a lot to monitor and prepare for in the weeks and months ahead. From Dodd-Frank and Truth-in-Lending Act (TILA) disclosures to the Red Flag Rule, S.A.F.E. Act, and Risk-Based Pricing, the industry is on the verge of a major change in the way we do things. And like the compensation issue, much remains to be seen and clarified.
One thing we are sure about is that regardless of how the mortgage industry changes, people will still be buying houses and they will need to get a mortgage in order to purchase those houses. As Jim Milano put it, in the mid-1990s everyone was saying that there was no way the mortgage industry would survive all the changes that were taking place back then, but in the end those concerns were worked out. "It can seem a bit overwhelming right now," said Milano. "But we've been through this before and the industry has always managed to adapt and survive."
For now, the mantra seems to be: plan and prepare as best you can, but be ok with a little bit of uncertainty as the industry wades through and digests the details. We made a number of legislative webinars available last year on the challenges facing the industry, but here's some insight on the major developments that will undoubtedly impact your business in the near future.
Dodd-Frank : Jim Milano said it best: "In a lot of ways, this looks like healthcare reform with massive changes, but with implementation dates that are actually pushed out further." The point is, the bill can be overwhelming, but it doesn't all have to be done today. It'll be an ongoing process. In fact, with all of the steps that need to be taken yet, it's likely that any changes won't take place until December 2012. And Milano thinks that may even be too aggressive, as he thinks it may not be until 2014 before the rubber meets the road.
One thing to remember is that the fight isn't even over. As Bill Kidwell, President of IMMAAG, says: "The law won't be repealed, but with effort it will be changed for the positive." Look for this to be a big point of discussion during the first part of 2011.
Red Flags Rule: As stated in a recent Legislative Update, there won't be any more extensions on this issue. When President Obama signed the one-page Red Flags Rule Clarification Act in December 2010, the FTC concluded it no longer had to delay its enforcement of the rule. That means this can no longer be ignored, and it's time for companies to get serious about complying - or else risk the possibility of serious fines if anyone encounters and reports an identity theft issue. For more information and to start putting this risky proposition behind you, take a look back at the January 6 LegUp on the MMG site.
Truth-in-Lending Act (TILA): Long story short, there will be more rules for interest-only and negative amortization loans. Unfortunately, the tables and rules can be confusing - which probably isn't a surprise. As Jim Milano puts it, "Sometimes it seems that the more simple the government tries to make it for the consumer, the more convoluted and complex it becomes for originators and even consumers."
Risk-Based Pricing Disclosures: While this issue needs to be addressed by organizations more than individual LO's, it will ultimately involve some extra steps that you need understand and integrate into your process. As Jim Milano warns, "That may initially extend the processing timelines." In other words, you need to be prepared for this to slow down your process a bit - and that means you may want to set reasonable timeline expectations with your clients and referral partners.
So what's the overall impact of all these changes?
Are all these changes making things better for consumers… for the industry… for the economy …or anyone at all? There are really two sides to this answer - and those sides don't really complement each other.
At a high level, the government's actions are designed to protect the consumer, and trying to keep rates low to make home loans affordable. Yet at the very same time, they're making it harder for lenders to make loans with all the increased legislation, guidelines, documentation, disclosure, testing and myriad other requirements. As Jim Milano says, the government is "trying to keep money cheap and flowing on the one hand, while instituting more guidelines and rules on the other hand. It's Washington D.C. at its best."
Now for the big questions: Where will home loan rates go in 2011? And why?
Let's start by looking at where we're at as we enter 2011. Although rates are still near historic lows, a look at the Bond chart over the last few months shows the huge run-up in Bond price and the subsequent price decline at the end of 2010, meaning rates have trended higher since early November.
Indications are that those unbelievably low home loan rates seen during 2010 may be behind us. In fact, there are only a couple things that would bring back the lows that we saw in early November 2010:
1. If the Fed's recent round of Quantitative Easing falls on its face and doesn't meet its mission of creating inflation, boosting Stock prices, lowering unemployment and creating consumer demand. If that happens, Bond prices could make some gains as the threat of deflation reemerges. But this is a long shot. As the saying goes: "Don't fight the Fed" - which means that if the Fed wants to raise inflation, it most likely will.
2. If the financial problems and uncertainties in Europe that we saw in 2010 worsen significantly in 2011. This would drive investors into the safe haven of the U.S. Bond market, which would help Bond prices, but probably only modestly.
Realistically, the economy is improving, and as it does, home loan rates will gradually increase over time. With the Fed Funds Rate at zero and the likelihood of a rate hike possible but somewhat small at the end of the year - home loan rates should not spike significantly higher. This is further supported by an economy that will be growing, but not at a torrid pace during 2011. And because inflation should remain within the Fed's comfort zone, it shouldn't put too much upward pressure on rates this year.
We expect rates to stay relatively low during the beginning of the year, but gradually rise higher. By the end of the year, we expect to see rates around 5 - 5.5% at the top end…making it the third best year on record for rates, just behind 2009 and 2010. Freddie Mac Chief Economist Frank Nothaft agrees with our assessment, telling us he expects rates to stay in the range of 4.75 to 4.875 in the early part of 2011, then gradually moving higher.
The good news is that historically speaking - 2011 should still offer exceptionally low rates. As Knight Kiplinger said, "rates are still extremely low, but are seeing a rebound from the ridiculously low rates." That's a good way to put it, and it helps reframe the situation in clients' minds, so they don't think of a home loan rate at 5% as "high." To help you with that conversation, show clients the 30-Year Mortgage Rate History table on the MMG site (dating back to 1971) to drive home that these are still some of the best rates most of us have seen.
It's important to help clients and referral partners understand that rates won't simply rise in a straight line. In fact, looking at the Bond chart over the past two years, it's easy to identify moments when Bonds and home loan rates were able to rally. But in 2011 despite some momentary rallies, the trend overall is for rates to increase over time.
That means you need to prepare your clients ahead of time and explain that you monitor many different factors in order to identify the most opportune moment for them to lock. And when that time comes, they need to be prepared to pull the trigger and not look back.
As Ed Conarchy shared late last year in a special Conarchy's Corner video:
Pilots often say "It's better to be on the ground wishing you were in the air, than in the air wishing you were on the ground." Similarly, Ed says, you need to help your clients understand that "It's better to be locked and wishing you were floating, than floating and wishing you had already locked."
Use this simple script yourself when meeting with clients and advising them to lock at the opportune moment. And remind them that by the time news of a small drop in rates hits the mainstream media and reaches the average consumer, the opportunity has already passed - and it's typically too late to take advantage of it.
Although people tend to talk about the economy, the stock market, and employment separately in the news, the reality is they're all related. Many people won't understand the relationship between rates and the economy.
So make sure you use the changing economic climate - and your understanding of it - as a way to establish your expertise with clients and referral partners.
For example, you may find that you need to point out that an improving economy leads to better corporate earnings and increased manufacturing demand, which in turn leads to increased hiring.
In addition, all of the aspects discussed in our forecast influence the housing market and home loan rates. One of the biggest influences is employment, so improvements in employment will be good for the housing industry. After all, people who are unemployed, under-employed, or are afraid of losing their jobs are less likely to purchase a new home.
In terms of home prices, a more secure employment market can help home prices stabilize, as fewer people are at risk of losing their homes to foreclosure. In addition, the improvements in the labor market should open the door for more first-time homebuyers to join the ranks of homeowners.
That said, it's important to remind clients that all real estate markets are local…and that means that there can be enormous variations across the country. Explain to clients that in areas where employment is struggling, the housing market will continue to struggle as well. However, in many parts of the country where the bottom has been tested and employment is improving, we'll see the housing market on the mend in 2011. Use this as a lead in to discuss the employment situation in your area - and remember that we continually update an Unemployment Rate by State chart on the MMG site, so use this information when you talk to clients. This conversation can help you explain to clients why it's so important to work with you to monitor the overall economy as well as the local market conditions to make sure they're getting the best loan program for their unique situation.
But home prices and homebuyers aren't the only aspects of the housing market impacted by the direction of the economy. As we've said, 2011 should look better than 2010 in many respects. But, good economic news is a double-edged sword, as it leads to higher rates. That's right, good economic news is bad news for home loan rates.
There's actually a pretty simple explanation for this seemingly strange phenomenon. But, you first need to make sure clients and referral partners understand two important financial concepts:
1. Big money managers - who are always in search of higher returns - avoid holding onto cash. So they invest in both Stocks and Bonds.
2. Home loan rates are actually based on the performance of Mortgage Backed Securities (MBS), which are a type of Bond.
So whenever the economy is on fire and there are good economic reports along with positive economic news, investors tend to put more money into Stocks. That's because Stocks are more risky, but they generally offer higher returns. To do this, however, investors must remove some of their money from less-risky Bonds. This decreased demand in Bonds causes Bond prices to worsen, which causes home loan rates to rise. We have already started to see outflows on money from Bond Mutual Funds…the most in years. This tells us the everyday investor is selling Bonds and driving prices lower. That trend may continue a bit in 2011 until yields reach levels to re-attract investors.
When you explain those factors to clients, they begin to understand the relationship between good economic news and higher home loan rates. And, more importantly, they understand why they need you as their knowledgeable mortgage professional.
In conclusion, here are some final words of wisdom to focus on in the coming weeks and months:
Find Your Niche and Strengthen Your Network. As well as, Trust but Verify as well as Have Patience…but Take Action.
Supplied courtesy of MMG Analysis
Subscribe to:
Posts (Atom)